We decided to go with a Shenley Brook End based firm for my conveyancing in Shenley Brook End last week. Looking through the terms of engagement I notewe are responsible for costs even if our purchase doesn't happen. Should I go with them or choose a web based solicitor practice who offer no-sale-no-fee conveyancing in Shenley Brook End?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will generally be more expensive to neutralise the transactions that do not proceed. Do bear in mind that such deals tend not to protect you from disbursements for instance Shenley Brook End conveyancing search charges.

We are selling our house in Shenley Brook End. Does my property lawyer need to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

We are close to exchanging contracts on the sale of our property in Shenley Brook End and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Shenley Brook End conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Shenley Brook End. Having lived in Shenley Brook End for six years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I purchased a semi-detached Georgian property in Shenley Brook End. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shenley Brook End and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing practitioner who carried out the work.

I have just appointed agents to market my ground floor flat in Shenley Brook End. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly service charge demand – should I leave it to the buyer to sort out?

It best that you clear the maintenance contribution as normal as all rents and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 1st floor flat in Shenley Brook End, conveyancing was carried out 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Shenley Brook End with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2096

With only 71 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.